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XYZ DATA CENTERTesting & Commissioning and ISTCONFIDENTIALDo not re-distribute outside of your organization.Ver. 2.2Control Number 007AIssued to PQR Co. Ltd.
Process RequirementsCommissioning is a quality process which provides documented confirmation ofproper installation and function of a facility’s systems and components asdesigned and specified. Commissioning ensures the facility meets the Owner’sproject requirements, the Basis of Design and operational needs of the owner’sintended usage. Commissioning process shall include the following:To ensure building systems perform interactively according to The Client’s DataCenter Development’s project requirements, Project Charter, Basis of Designand the Commissioning Plan of Record. The specific objectives include but notlimited to the following:Verify that no mechanical and electrical coordination and design issues arepresent, as well as identify any Single Points of Failures (SPoFs), through acareful review of the construction drawings, specifications, and submittals.Ensure that applicable equipment and systems are installed properly andreceive adequate quality checkout through careful site observation andverification of contractor’s quality control documentation.The purpose of commissioning is to provide a high level of assurance that thebuilding systems are installed and operating in the appropriate manner, and isin compliance with the design intent, contract documents and CommissioningPlan of Record.This process is not to diminish the responsibility of the system designers orinstalling contractors, nor is it intended to be a redundant testing or inspectionfunction. Commissioning is performed to document and validate the efforts ofthe designers and contractors, ensuring that the quality of the systems meetsthe owner’s project requirements as documented by the basis of design.A major component of the commissioning process is the Integrated SystemsTest. This phase of commissioning is intended to verify that the emergency andredundant systems, which are interrelated in complex manners, will performappropriately when called upon. 2020 All Rights Reserved. Page 2 (Author Imtiaz Issaden)
The IST will be conducted after all factory and field component/system qualitycontrol, start-up, and test procedures have been completed. The goal of thistesting is to verify the operation, proper interdependencies, redundancies, andfail-safe operation of all critical systems.Verify and document the mechanical and electrical systems function andinteract as intended. This will be accomplished through witnessing anddocumenting an Integrated Systems Test. The test will be developed andadministered by the Commissioning Authority (Commissioning Agent) andperformed by the subcontractors and/or vendors.Deliver a comprehensive systems manual to the owner. This electronic manualwill provide the owner with a searchable reference of all as-built drawings,specifications, O&M manuals, final commissioning reports, and other importantdocumentation.Commissioning Meetings - The Commissioning Agent shall setup a kickoffmeeting and hold regular meeting throughout the project. Meeting will beconducted locally in Japanese and via live meetings; times shall be coordinatedwith the required parties.The commissioning team shall use an approved Automated CommissioningManagement System during the commissioning process. This shall include butnot limited to the execution of commissioning scripts, QA/QC inspections,testing progress, reporting, Issue tracking and Daily reports. All such reportsetc. are to be uploaded in a timely manner to the designated servers of theClient. Delays in uploading meeting minutes, test results etc. must be avoidedat all times.In accordance with the Health & Safety regulations in Japan, all parties/personswho are a part of the T&C and IST have a liability for safety on site, especially inany matters where they can influence the outcome. It is required for theCommissioning Agent to provide OWNER with a copy of their company’s SafetyPolicy.The Commissioning Agent must also provide us with a method statement onhow they will undertake the T&C in a safe manner. 2020 All Rights Reserved. Page 3 (Author Imtiaz Issaden)
Basic RequirementsXYS critical engineering infrastructure and power and cooling distribution is tobe comprehensively tested and commissioned prior to Client occupation of theData Centre space.Only such equipment that is required to support two Data center halls of 3F willbecome operational at this time, with some minimal HVAC and power in thetwo Data Halls on 4F.The Commissioning Agent must also quote for subsequent floors 4 and 5. (SeeSchedule). Critical engineering infrastructure and systems must be successfully testedComplete T & C of all critical Electrical equipment and switch gear.Complete T & C of all critical Mechanical equipment and switch gear.Complete T & C of Thermal storage, related pumps and Mechanical UPSsystems.Level 4 FPT Test Scripts will test all sequence of operation, maintenance,and failure modes of the equipment, monitoring and control points andvalidate the performance and efficiency.Engine-Generators will be load tested at 100% load at 0.8PF for 12 hours.o UPS and Mechanical systems will be load tested at 25%, 50%, 100% loadfor 4 hours. Static Transfer Switches (STS) and ATS will be load tested for aminimum of 4 hours (2 hours on each source) at 100% load.Level 5 IST will be performed at various load levels 25% and 100% load levelsto ensure that the systems will operate correctly from initial deployment,ramp up and at full load.The Level 5 IST will incorporate normal operating modes, maintenancemodes and failure modes of the equipment and that ensures theperformance matches Tenant's & Landlord's data center requirements andBasis of Design (BOD). The functionality of the alarm and monitoringsystems will be verified during Level 5 testing.Appropriate and duly calibrated test equipment shall be used to record andverify the results of the tests at all stages.T & C for all relevant wiring, piping, controls, BEMS, Fire system, HSSD etc.Complete on-site load testing using dummy loadsIntegration validation of the BEMS for Alarms, Alerts, Warning andLogs/Reports 2020 All Rights Reserved. Page 4 (Author Imtiaz Issaden)
Key Equipment Installation completion schedules to be discussed and confirmedwith the General Contractor on site. Commissioning Agent to fill in approximatedates.EquipmentSuper High Voltage TransformersPQM UNITS ON THE SECONDARY OF SHVC-GISDEDICATED UPS FOR IT loadPQM UNITS ON THE SECONDARY OF UPSPDU AFTER UPS FOR IT LOAD FEEDER BUSBUS BARs (Over racks and feeder supply)VCB / ACBSTS / ATS WHERE INSTALLEDGENERATORSFUEL TANKS & PUMPSAIR CHILLERSCRAHDEDICATED UPS FOR MECHANICAL LOADTHERMAL ENERGY STORAGE TANKS & PUMPSHUMIDITY CONTROL SYSTEMSELEVATORSHSSD (VESDA) and OTHER FIRE ALARM SYSTEMSCLEAN AGENT FIRE SUPPRESSION SYSTEMSSECURITY SYSTEMS / CCTVBEMS SYSTEMDEDICATED UPS FOR BMS, SECURITY & CCTV 2019 OWNER Development GK. All Rights Reserved. 5Install beginsInstall ends
Electrical SystemsThe critical electrical engineering systems covered by Integrated Systems Testingshall include, but not be limited to, the following: High Voltage Transformers and all associated switchgearUPS Systems and multiple String BatteriesSTS and ATS if installedHVAC UPS System and multiple String BatteriesGenerator Systems including paralleling and associated switchgearFuel Oil and transfer Systems (including fuel level monitoring)Verification of Generator Sub transient reactance (X”d below 15%)Verification of fault current at the power supply to the racks. (Below 10kA)Coordination and Protection device study and Arch flash hazard analysis.MV Cable HyPot, LV Cable megging and torque verification,Transformer testing, PT, CPT and CT testing,Protection relay and circuit breaker testing, earth resistivity measurement,electrical equipment inspection and infrared thermal scanning.Bus Bar Risers for UPS by passCable for UPS systemsBus Bars above the RacksShort Circuit protection and trip setting studiesEarthing system and loop impedance. (TN-S earthing will be deployed).Fault current at Bus Bar over the racks must be below 10kA.Various PQM and Multi MetersIntegrated Security and CCTV monitoring systemEmergency Public Address systemEmergency lights & Battery time and evacuation/egress route signage.Both Elevators checked for normal, earthquake and fire alarm operationsBEMS systemsCurrent Testing and Calibration certificates for all test instruments must besighted prior to use.Note: Although not specified, in all cases where the BEMS is integrated ormonitors any of the above, the BEMS shall also be included as part of that test. 2019 OWNER Development GK. All Rights Reserved. 6
Mechanical SystemsThe critical mechanical engineering systems covered by Integrated SystemsTesting shall include, but not be limited to, the following: Rooftop Air Chiller units and Header piping.All associated piping, valves and pumps.CRAH / CRAC for Machine Rooms.CRAC for MMR x 2.CRAC for SER x 2 and BMS Server Room x 1.CRAH for Data Centre Halls.CRAH / CRAC for UPS Rooms.THDi, which must be below 5%.Cooling Systems (Supply & Return Temp. & Humidity / Air Pressure in Halls)HSSD Systems (VESDA).Water Leak detection systems fire hydrants and hoses.Water Leak detection system (Shafts, Piping etc.)Water Leak detection system for CRAHs and CRACs.Pipe works; conduct pipe pressure tests and perform water and airbalancing.Drainage and Sump pits.DC Hall cooling Control System with BMS.Gas Fire Suppression System and Vent fans.Fire alarm and horn sound checks.Additional Fire warning strobes inside Data Halls Hot/Colt Aisles.Fresh air ductwork in all areas.Emergency duct closure devices.Fresh Air Fans.Fresh Air Filter system.Emergency Exhaust Fans.Battery Room Ventilation System and H2 detection.H2 sensors if installed in UPS battery areas.O2 sensors if installed in N2 gas cylinder room.Humidification systems.Seismographs test data visual check only. 2019 OWNER Development GK. All Rights Reserved. 7
SCOPE OF SERVICES The Commissioning Agent’s basic scope of services shall be to provideprofessional SAT site acceptance testing and IST Integrated SystemsTesting management and consulting services.The test plan the Commissioning Agent produce should be based aroundtheir own commissioning document and be adapted to suit the XYS DCThe Commissioning Agent shall manage the process and provide weeklyreporting of the progress of the SATS and IST.The Commissioning Agent shall be responsible to work with the OWNER inhouse M & E Engineers as well as Taisei, the General contractor, to ensureIST is done in a professional and orderly manner.The Commissioning Agent must ensure that the IST procedures arecomprehensive enough to validate performance of the systems, includingall intended contingency and redundancy measures.The Commissioning Agent must validate the proper operation of thecritical engineering systems by witnessing the testing, managing theprocess and program and submitting a comprehensive report with theirfindings.Contractors are responsible to execute the tests per se and provide therequired cables, materials and attendant technical staff.(NOTE Technical staff will only be able to converse in Japanese).Liaise with the Designers, contractors and equipment suppliers.Review of all available drawings, specifications and procedures proposedfor general testing & commissioning.A detailed review report on the above shall be written by theCommissioning Agent and submitted to Landlord and Engineering team forreview.Review of completed off-site factory test reports and any on-site testsalready completed. Most off-site tests would have been witnessed by theresponsible project team members.An Electrical Testing Plan will be developed based on NETA ATS standardsand submitted to Landlord and Tenant for review and approval.Meet with Designers and the contractors to discuss their expectations andplans for T&C. 2019 OWNER Development GK. All Rights Reserved. 8
Visit building site and familiarize yourselves with the detailed installationconditions as well as the actual site conditions, which will impact the T&Cprocedures and detailed methodology.Ensure that all installation works for the respective areas are fullycomplete and ready prior to testingPrepare master commissioning and testing programs which identifies thelogical commissioning sequence of each activity and the interdependencyof each set of activities.Check and confirm that all test & measuring equipment is calibrated andcertified with valid dates.Upload in a timely manner all T&C and IST data to MSFT data bases asspecified.Prepare master commissioning and testing programs which identifies thelogical commissioning sequence of each activity and the interdependencyof each set of activities.Comment on and agree the commissioning method statements preparedby trade contractors.Chair and minute regular commissioning meetings.Establish and put in place detailed inspection and reporting proceduresduring construction and installation.Develop detailed methods statements describing procedures, resourcesand timing for all IST procedures.All methods statements shall be in English and Japanese and shall bereviewed and agreed with Mechanical & Electrical designers and therelevant contractors. 2019 OWNER Development GK. All Rights Reserved. 9
On-Site Integrated Systems Testing ManagementSTAGE 2 –This stage involves the management of on-site activities.Note; For scheduling reasons testing will often take place during unsocial hours;I.E. overnight or over weekends. Please allow for this in your pricing.Factory Witness Tests (FWT) & Factory Acceptance test (FAT) The Commissioning Agent should quote separately for travel and time costs forthe required FWT for the first batch of any mission critical equipment.Subsequent batches may only require a FAT.On-Site Testing Management & Reporting Attend on site, witness and oversee adherence to the detailed plans producedin previous processes Provide appropriate reporting on progress and results of T&C.Heat Load Tests Ensure correct set-up and execution for heat load testing, including properplacement and connections. Check for Data logger positioning and count.Recording and monitoring Throughout the tests, ensure that a thermograph or similar device is availableto monitor and record the temperature variationsIntegrated Systems Test (IST) Upon successful completion as in the previous pages, an IST will be required,including load banks, to simulate full design loads in each hall. (Due to the highpower density, testing more than one hall at a time may not be feasible.) The T&C and IST for Phase 1 shall be done per Half (500m2) Hall only due to thelimitations on power capacity provided by TEPCO at that point in time. Anyplans for conducting tests in a full Hall of 1000m2 will not be practicable. During this IST, all system interconnections and control links shall be checkedand verified, including all contingency and redundancy measures. Any failures will require a re-run of the same test. If there are consistent failures, the Commissioning Agent shall deem such test asFailed and require the manufacturer / installer to arrange for the necessaryrectification. The manufacturer / installer will be instructed to do their own test prior torequesting the Commissioning Agent to attend further tests. The Commissioning Agent should allow for an anticipated number of re-tests intheir costs, while detailing these as separate line items. 2019 OWNER Development GK. All Rights Reserved. 10
STAGE 3 – Final Reports Report on completion of various stages of IST, such reports shall be in English. Update Methods Statements, if required, to reflect actual methods used. Include as attachments to reports detailed reporting forms used by thecontractors while executing the IST procedures. Ensure all such forms are properly signed by all relevant parties. Provide independent technical summary and assessment for the test results,including recommendations, if any, for re-testing or improvements. Prepare Final Report, including confirmation and validation of systemperformance. Tracking of Detailed Critical Systems O&M Manual Compilation Track completion by others of detailed critical systems O&M manuals, whichmay be in Japanese for locally made equipment. Certain imported equipment may have O&M in English or both languages. Track all as-built drawings and relevant IST certification sheets and reports. Once all commissioning reports have been approved the CommissioningAgent shall, within 30 days of RFS, incorporate same in a compositedocument record system electronically and in hardcopy. All and any commissioning reports could / may be read by non-technicalpersons. All such reports must be written to allow all persons to understandthe relevant content. Provide attendance at all Practical Completion inspections and key areahandovers. Key area handovers: 3F DC (x2) Halls, UPS rooms, CRAH corridors, Generatorsand Pump Room shall be fully tested and documented prior to handover.Program and implementation of IST testing including full coordination andsign off. Ensure all critical Mechanical systems are operating as designed before finalhandover to client and clients’ maintenance providers. Deliver an IST integrated system testing completion certificate in English. 2019 OWNER Development GK. All Rights Reserved. 11
Project key details summarySite locationChuo Ward, TokyoSite area8,689.38m2Building foot print4,790.0m2Total building floor area19,005.0m2Net DC White space6,000m2Net dedicated office space340m2 (515m2 total)Dedicated storage space600m2 (700m2 total)Floor loading Data Halls17kN/m2Data Hall floor typeHard deck, epoxy finishedData Hall floor to ceiling height3,800mmTotal height of building36.5mSeismically isolatedYes, full seismic isolationPower to building66KV / 30MW, 6,600kVSuper HV transformers Oil cooled2N, 30MVA per unitTotal Data Hall power provisioning (Day ultimate)18MWPower to each DC Hall3,150kWUPS configuration and redundancy3 1 Block redundantUPS Battery monitoringYes, Cell watchUPS critical data monitoringYes, PQM ION9000Power distribution to racksBus Bar overheadHeat rejection to each DC Hall with an overhead of 7.5%3,505kWCooling methodChilled water loop pipeCRAH redundancy in each DC Hall (Both sides supply)N 1 per sideChilled water thermal storage275 tons (Exceeds 10 min)Dedicated UPS for MMR, SER, BMS & Security and Mechanical UPS for HVACYesSecure IT rooms for BMS, Security and DVR serversYes, 2 – Security, 1 - BMSFuel on site for emergency Generators1,300,000 litres (75 hours)Fire suppressionNN100 Clean Agent gas.Fire hydrants / hoseYes per Fire Code 2019 OWNER Development GK. All Rights Reserved. 12
Qualifications to bid The company bidding to conduct the Commissioning must be domiciled inJapan or be able to work in Japan as a legal entity or work with a Japanesedomiciled partner and have more than five (5) years experience in T&C /IST. Responsibility to comply with all relevant Japanese laws is that of the bidder. The company must provide Profiles or CVs of their key engineers who willparticipate in the T&C and IST. The company must provide reference of at least 2 other Data Centers wherethey have worked in a similar role and where they have done the T&C and ISTfor a facility in Japan, preferably a hyper scale DC of over 15MW IT power.Submission of your response Any travel or other incidental expenses incurred in the IST / T&C are to beincluded in a separate estimate, including overseas factory acceptance testcosts, which may include Hotel, Meals, Visas, Air travel, local travel etc. Indicate clearly if you will provide PQM (30 units) and Data Loggers (100 units)for the duration of
Only such equipment that is required to support two Data center halls of 3F will become operational at this time, with some minimal HVAC and power in the two Data Halls on 4F. The Commissioning Agent must also quote for subsequent floors 4 and 5. (See Schedule). Critical engineeri
